4055 Cr-15a · Dalton, NY 14709

$89,900

3 bd · 1.0 ba · 678 sqft · SingleFamily · 9 Days on market

Built 1985 Fair condition 2.60 ac lot

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.5/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +6.1/10.0
• Schools +4.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This property is a turn-key, fully furnished log cabin located on 2.6 private acres in Allen NY, Allegany County. Nestled among mature trees and natural woodland, this charming log cabin offers the perfect blend of privacy, comfort, and outdoor recreation. The property is currently operating as a successful, full-time rental property and is being offered as a true turn-key opportunity. Whether you’re looking for an income-producing short-term rental, a weekend retreat, or a future full-time residence, this property offers exceptional versatility. 678 sq ft with the primary bedroom downstairs, full bathroom, and loft that comfortably accommodates additional guests with two-to-three bed

Key facts

• Private acres
• Turn-key opportunity
• Log cabin

Tags

• LOG CABIN
• PRIVATE ACRES
• MATURE TREES
• SUCCESSFUL RENTAL PROPERTY
• TURN-KEY OPPORTUNITY
• SPIRAL STAIRCASE

Property features AI

Exterior

• Parking: No garage
• Utilities: Well water
• Home design: Single-story home; Log construction; Asphalt roof; Existing (resale) property; Road frontage on a main thoroughfare; Irregular lot shape; Lot approximately 2.6 acres (200 x 600)
• Construction: Log construction; Asphalt roof; Built as existing (resale)
• Exterior features: Gravel driveway; Porch (screened); Shed(s) / storage

Interior

• Kitchen: Electric cooktop; Range hood; Microwave; Refrigerator; Exhaust fan
• Bedrooms: 1 main-level bedroom
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Stove heating
• Interior features: Ceiling fan(s); Kitchen and family room combined; Other interior features (see remarks); Crawl space basement; Hardwood and varied flooring; One fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $90k).

Location & tenants

• Location reads 56/100 on livability (#1,112 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools C-, employment C-, crime F.
• Fillmore Central School District (rural): math 52% / reading 53% proficiency, ranked #359 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 87 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (2.8% local appreciation)).
• Allegany County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $89,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.81×
• Total profit: $20,510
• Equity at exit: $39,375

10-year hold

• IRR: 16.4%
• Equity multiple: 3.36×
• Total profit: $59,357
• Equity at exit: $59,880

Cash invested: $25,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14709

• Home prices YoY: 1.0%
• Active inventory: 20
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $167

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 78%

Sensitivity live

Price	-10% $229	-5% $198	+0% $167	+5% $136	+10% $105
Rent	-10% $88	-5% $128	+0% $167	+5% $207	+10% $246
Rate	-1.0pp $212	-0.5pp $190	base $167	+0.5pp $144	+1.0pp $120

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $89,900 Active 9 DOM
2. 2026-06-21
   days on market $89,900 Active 8 DOM
3. 2026-06-18
   days on market $89,900 Active 6 DOM
4. 2026-06-17
   days on market $89,900 Active 5 DOM
5. 2026-06-16
   days on market $89,900 Active 4 DOM
6. 2026-06-15
   days on market $89,900 Active 3 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   listed $89,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,977
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$2,615
• Taxable income: $612
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $1,860/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Fair 45/100 Cosmetic rehab

This log cabin is a charming turn-key rental property with fair condition, requiring cosmetic repairs and maintenance to enhance its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn-out and in need of replacement
• Major interior walls/paint — Painted walls with visible wear

Value-add opportunities

• Both Painting and repainting the exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replacing the flooring — Improves comfort and reduces maintenance costs
• Both Upgrading the HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn-out and in need of replacement	Major	$15,000–50,000
interior walls/paint · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting and repainting the exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replacing the flooring — Improves comfort and reduces maintenance costs ↑
• Both Upgrading the HVAC system — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fillmore Central School District
• NCES district ID: 3611070
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $41,114
• Composite: 44.01/100
• National rank: #2889
• State rank: #359 of 590 in NY

Livability — Dalton

• Score: 56/100
• State rank: #1112
• US rank: #22825

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing B Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,190

Population outlook (Allegany County) Hauer SSP2

• Today (2025): 45,362 people
• By 2030: 43,078 · -5.0%
• By 2040: 38,031 · -16.2%
• By 2050: 33,634 · -25.9%
• By 2075: 25,285 · -44.3%
• By 2100: 18,902 · -58.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Allegany

• 2024 margin: Solid R (+43.2) · D 28.4% · R 71.6%
• 2008→2024 swing: -21.5pp toward R · 2008: -21.7pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+38.9 2016: R+42.3 2012: R+25.3 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.79%
• Current HPI: 270.867
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

1 event — show timeline

• 2026-06-12 Listed $89,900 CNYIS